"If information was the answer, then we'd all be billionaires with perfect abs."

The TK provider said it was a B neighborhood... 

@Paolo Ruggieri I love Halperin Lyman for being very fast and efficient...and you know what, my contract always has the appropriate verbiage in place where my end buyer pays for the A-B closing cost that way I don't pay anything :) :)If your deal is good enough trust me they'll pay it and I always notate this before we even execute a contract.I've referenced some good investor friendly attorneys below but Halperin Lyman is #1 on my chart.

This was a nice looking 14 unit with 2bed/1bath units in a B to B- area.  

Do I want to be a solo agent with not too much stress, but make a certain amount of money, then I do A, B and C every day.

Is there software or a resource that classifies neighborhoods?

It is a B- area, but rents are just low for commercial space. 

Then use the prevailing cap rate based on A,B, or C class property in your area.

I am kicking myself enough already and will undoubtedly lose a substantial amount on this project.Bill Norris - AB RenovationsDon't say I didn't warn you, folks.  

The most important are:1) No rent control on buildings built after 1995.2) No rent control on single family properties.3) Ability to reset rent to market rate after a rent controlled tenant moves out voluntarily.The bill being considered AB 1506 (Bloom) is drafted to revoke these protections.